Do the conveyancing practitioners to be found on your site conduct auction conveyancing in Ogmore Vale?
There are a number of auction solicitors we can put you in touch with those who can conduct auction conveyancing. Ogmore Vale is just one of our areas of where our lawyers have a presence.
Completed the sale of my flat in Ogmore Vale last April yet the purchaser is e-mailing every few hours to say their conveyancer needs to hear from mysolicitor. What are the post completion sale legalities following completion?
Post completion of your house sale your conveyancer is obliged to send the transfer documentation and all additional paperwork to the purchaser's solicitors. Depending on the transaction, your lawyer should also confirm that the mortgage has been discharged to the buyers lawyers. There are no post completion procedures peculiar conveyancing in Ogmore Vale.
What can a local search reveal regarding the house we're purchasing in Ogmore Vale?
Ogmore Vale conveyancing often commences with the applying for local authority searches directly from your local Authority or through a personal search organisations such as PSG The local search is essential in every Ogmore Vale conveyancing purchase; as long as you wish to avoid any nasty once you have moved into your property. The search should supply information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic headings.
I decided to have a survey completed on a property in Ogmore Vale in advance of retaining solicitors. I have been informed that there is a flying freehold aspect to the house. My surveyor has said that some mortgage companies may refuse to give a loan on a flying freehold property.
It varies from the lender to lender. HSBC has different instructions from Halifax. If you contact us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Ogmore Vale. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Ogmore Vale to see if the conveyancing costs will increase in light of this.
I am a couple of weeks into a freehold purchase having been referred to a firm by the high street agent to execute conveyancing in Ogmore Vale. I am am extremely disappointed with the quality of service. Could you you assist me in finding new solicitors?
A lawyer would need to be really bad in order to consider diss instructing them. Has your mortgage offer been issued? In the event that it has you must advise them of the replacement solicitor and ensure the mortgage documents are re-sent. The conveyancer needs to be on the mortgage company approved list to avoid added expenses and complications. That should be your starting point. Our search tool can assist you in finding a lender approved solicitor for your conveyancing in Ogmore Vale
Do you have any advice for leasehold conveyancing in Ogmore Vale from the point of view of speeding up the sale process?
- Much of the frustration in leasehold conveyancing in Ogmore Vale can be avoided if you appoint lawyers the minute you market your property and request that they start to collate the leasehold documentation which will be required by the purchasers’ lawyers. Some Ogmore Vale leases require Licence to Assign from the landlord. If this is the case, you should place the estate agents on notice to make sure that the purchasers obtain bank and professional references. The bank reference will need to confirm that the buyers are able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their solicitors. If you have had any disputes with your landlord or managing agents it is very important that these are resolved prior to the flat being marketed. The buyers and their solicitors will be reluctant to purchase a flat where a dispute is unresolved. You may need to swallow your pride and discharge any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the buyers, but it is better to reveal the dispute as historic as opposed to unresolved. You may think that you are aware of the number of years remaining on your lease but you should verify this by asking your solicitors. A buyer’s conveyancer will be unlikely to recommend their client to to exchange contracts if the remaining number of years is less than 75 years. In the circumstances it is essential at an as soon as possible that you consider whether the lease for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale.
Ogmore Vale Conveyancing for Leasehold Flats - Examples of Questions you should ask before buying
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What restrictions are there in the Ogmore Vale Lease? You should be aware if it is less than 80 years it will affect the value of the property. It is worth checking with your lender that they are willing to to proceed given the lease term. Leases with fewer than 80 years remaining means that you will probably need a lease extension sooner rather than later and it is worth finding out what this will be. Remember, in most cases you would be be obliged to have been the owner of the residence for two years in order to be legally able to extend the lease.